PH-1 Pre-Hearing Exhibit #1 <br />Noise It is not expected the development would generate noise other than from a typical <br />residential area. The common open space is located at the center of the development. An eight- <br />foot tall concrete wall is proposed along the west property boundary. The design of this <br />development should have minimal off-site impacts in regards to noise. <br /> <br />Stormwater Off- <br />proposed stormwater collection, conveyance, and treatment system, as discussed previously at <br />criterion (11)(j) and incorporated herein by reference. <br /> <br />Environmental Quality The subject property is not on any acknowledged Goal 5 natural resource <br />inventory, but it is within the Willamette Greenway boundary. The applicant has submitted a <br />concurrent Willamette Greenway permit application, which is evaluated later in this report; based <br />on those findings, the proposed development is compatible with the Willamette River, which is <br />located more than 200 feet east of the subject property. As discussed at EC 9.8320(4), the PUD is <br />designed and sited to minimize impacts to the natural environment and includes tree preservation <br />and additional tree planting; those findings are incorporated by reference. <br /> <br />Based on these findings, the proposed PUD will comply with the applicable criterion. <br /> <br />EC 9.8320(13): The proposed development shall be reasonably compatible and harmonious <br />with adjacent and nearby land uses. <br /> <br />The proposed development is a low-density residential land use, within a low-density residential <br />area. Given the similar residential uses, there do not appear to be any inherent conflicts that <br />would keep the developments from being at least reasonably compatible and harmonious. The <br />development complies with the low-density (R-1) residential development standards, with regard <br />to density and building height. Although the development proposes attached single-family <br />dwellings, rather than the detached nature of the surrounding neighborhood, the density is <br />dispersed across the development site, with groupings of three to four dwelling units per building. <br /> <br />Further the east boundary of the development site abuts a swath of undeveloped City parkland, <br />show the development clustered away from the resource area with open space adjacent to the <br />east property line. As such, the development is reasonably compatible and harmonious with the <br />adjacent parkland and nearby Willamette River. <br /> <br />The compatibility and harmony of the development is challenged most along the west property <br />line, where the applicant proposes vehicle use areas and garages. The applicant proposes a <br />concrete wall along the west property line to mitigate these impacts and to provide screening to <br />adjacent lands. As discussed previously, staff recommends the applicant obtain an easement from <br />the affected property owners, which will ultimately test whether the wall is acceptable mitigation. <br />If the applicant is unable to obtain the easements, staff recommends the final PUD plans show the <br />wall setback five feet from the property line. The appli <br />vegetation. These findings and conditions are detailed at EC 9.8320(11)(k), which are incorporated <br />here by reference. <br /> <br /> <br />Staff Report: Oakleigh Meadows Cohousing September 2013 Page 32 <br /> <br /> <br />